Tag Archive for: Pennsylvania Association of REALTORS

Can a House Fail an Appraisal?

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When we talk about a house “failing” an appraisal, we’re usually referring to a situation where the appraised value falls short of the agreed-upon purchase price. Appraisals are conducted to determine the property’s fair market value, which lenders use to decide how much they’re willing to finance. In cases where the appraisal value is lower than expected, it’s typically up to the buyer to make up the difference, renegotiate the purchase price, or let the deal fall through. This discrepancy often impacts first-time buyers or those without a substantial down payment, who may not have extra funds to bridge the gap.

The Impact of a Low Appraisal on Financing

Lenders only approve loans based on the appraised value, so if a house fails to appraise, they may lower the loan amount accordingly. Let’s say a buyer agreed to pay $300,000 for a property, but the appraisal came in at $280,000. In this case, the lender might only finance a loan based on the $280,000 figure. This leaves the buyer responsible for covering the $20,000 difference out of pocket if they still wish to purchase the home under the initial terms.

In competitive markets, buyers might agree to a clause where they cover any shortfall between the appraisal value and purchase price, often referred to as an appraisal gap guarantee. This is becoming more common as buyers face pressure to secure homes in markets where bidding wars drive up prices above appraised values.

Options When a House Fails an Appraisal

  1. Renegotiate the Price: Buyers can try to renegotiate with the seller to bring the price in line with the appraisal.
  2. Increase the Down Payment: If the buyer can cover the gap, they might increase their down payment to satisfy loan conditions.
  3. Provide Additional Comps: Sometimes, agents can submit comparable sales data that may influence the appraisal review, especially if they believe there were overlooked factors that would affect the home’s value.

In Pennsylvania, real estate transactions can also use the Appraisal Contingency Addendum (ACA), which allows buyers to exit the deal if the home doesn’t appraise at a minimum value set in the sales contract. This contingency gives buyers protection, particularly in cases where financing may become problematic due to a low appraisal.

What Can Lead to a Low Appraisal?

Several factors might cause a home to fail an appraisal, including:

  • Overpricing in the Market: Bidding wars or optimistic listing prices can sometimes result in purchase prices above market value, especially when demand outstrips supply.
  • Condition of the Home: If there are visible issues, such as outdated systems or deferred maintenance, the appraisal might reflect these deficiencies.
  • Neighborhood Comparables: Appraisers use recent sales data for similar properties to help establish a home’s market value. If comparable homes have sold for lower prices, it could drag down the appraisal.
  • Timing of Sales: If comparables are outdated or reflect a past, lower-priced market environment, this can also lead to a lower appraisal in a more competitive, appreciating market.

Lender and Buyer Agent Strategies for Low Appraisals

Loan officers and buyer agents often step in when a low appraisal threatens the transaction. Angelo Ambrosecchia, Loan Officer with Guild Mortgage, explains that there are ways to structure the loan to maintain affordability for the buyer even with a low appraisal. For instance, if a buyer is prepared to put down 20% but the home appraises lower, the lender might adjust the loan-to-value ratio slightly, adding a small PMI cost to balance the overall funds required from the buyer. This approach allows buyers to keep their out-of-pocket expenses stable without forfeiting the deal.

Buyer agents can also appeal to the appraiser, asking for a review of additional comparables that may better match the property. If the appraisal remains unchanged, the buyer’s agent may negotiate a price reduction or seek creative financing solutions to keep the deal moving forward. Every strategy aims to close the deal without compromising the buyer’s financial position.

Can a House Fail an Appraisal but Still Sell?

Absolutely. In many cases, buyers and sellers can work around a low appraisal. By negotiating the terms or adjusting financing, they can proceed with the sale even if the house fails to appraise at the purchase price.

A house failing an appraisal does not automatically mean the deal is dead; it simply introduces a new phase of negotiation. With strategies in place to address these gaps, both buyers and sellers can find ways to keep transactions moving forward. However, buyers should always consult with their agent and lender to understand their options and decide on a path that aligns with their financial capacity and long-term goals.

For buyers and sellers alike, knowing what to do when a house fails an appraisal is invaluable. With insights from loan officers and experienced agents, buyers can navigate these scenarios confidently and pursue their dream homes with informed strategies.

For a related topic, see Why would I need an appraiser?

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How To Find Your Next Home While Sheltering In Place

Finding Your Home During A Pandemic

It’s been a trying time for homebuyers and sellers since mid-March. They’ve had to put their plans on hold. Their real estate future has been met with uncertainty, but of course, sadly some have lost their jobs and are either in no position to purchase property or are afraid of losing their home. Thankfully, mortgage loan forbearance has rescued many in this post-COVID-19 society. In fact, loan forbearance won’t negatively affect your credit. (Learn more about it here.) There are others who have surprisingly found themselves in a better position than they did at the start of the year: People have realized how much they dislike their jobs by having time to reflect and/or working from their residences; some are “earning” more on unemployment compensation than they did when they were employed; and some, who have families, are working from home while saving money on daycare costs (though that’s coupled with homeschooling these days).

It is a crazy world we live in right now. It seems as if my third grader had written this tale – a contagious virus attacks our cities, school’s out (as well as our supply of toilet paper) and when we opened our pool in May, it began to snow.

Presently, real estate is opened for business in only twenty-four (yellow) counties in Pennsylvania, but it’s not “business as usual” yet. There are precautions taking place in those counties resuming in-person activities. Over the next few weeks, we could see real estate showings and in-person meetings resume in parts of Northeastern PA. Homebuyers, who are patiently waiting and believe they’ll be in a position to buy in the upcoming weeks, can take steps to be ready for action. We’ve outlined six ways you can find your next home while sheltering in place:

  • Use Google’s Street View option to explore areas of interest. This tool allows you to catch a view of a house or an entire neighborhood without even taking a step outside.
  • Time is a precious commodity. We value it and we know you do too! Therefore, when you discover areas of interest, estimate how long it will take you to commute to and from work.
  • Research area schools and learn how they stack up against other districts in your community. GreatSchools is one place to look, but there are others as well. Gain insight into our area school districts and properties available for sale within those districts.
  • Research local cities to find out all they have to offer. We’ve done a little research for you on some of the popular cities of NEPA, including Archbald, Carbondale, Clarks Summit, Dickson City, Dunmore, Factoryville, Moscow, Old Forge and Scranton.
  • Connecting with locals is a great way to gain insight into a neighborhood. Scour the web for resources from local communities as well as social media groups you can join.
  • Make sure to equip yourself with crime data for neighborhoods where you’re thinking about purchasing a home. This is one way to be informed about how safe or potentially dangerous an area might be.
  • Find a buyer’s agent you can trust, who has experience selling in various market conditions and who’s knowledgeable about the areas you’re interested in.

For more insight, check out 8 Ways To Test-Drive A Neighborhood While Sheltering In Place.

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A Home Is The Safest Place To Be

Coronavirus Q&A below. Over the course of the past three weeks, Northeastern Pennsylvania (NEPA) has undergone changes in lifestyle, business and just about everything else you can possibly imagine, including real estate. Governor Tom Wolf’s orders, as they pertain to our industry, remain non-life-sustaining. Yet, in a recent move by the Pennsylvania Association of REALTORS® (PAR), the association entered a brief in support of a lawsuit, which has been filed against Pennsylvania’s governor. The purpose of the suit? To designate real estate as a life-sustaining business.

PAR recognizes the importance of “[minimizing] in-person services wherever possible and [following] appropriate CDC guidelines” to keep the public safe and flatten the spread of COVID-19, but when deemed necessary, the association believes sellers and homebuyers should have the ability to attain shelter – one of life’s three essentials.

COVID Q&A: How to approach selling your home or buying one during the coronavirus pandemic.

Nevertheless, it’s a confusing time for buyers and sellers and you can add real estate professionals to the list also! Some consumers are left wondering if obtaining a roof over their head is even an option right now. The world is changing, which is fairly evident. Real estate and how the industry will operate henceforth will be altered too. We look to keep you informed as this fluid situation constantly changes. In the meantime, we’ve addressed some of the common questions we’ve received from our clients/customers.

Can I sell my home in this current climate?

If you’re thinking about selling your home immediately, understand that the present terrain in real estate has numerous roadblocks, which you’ll encounter in some way, shape or form. Can a home be sold momentarily? Yes, it’s possible, but realize tremendous assistance from the seller would probably be required in conjunction with the agent, while attempting to procure a buyer. This is a discussion you need to have with your REALTOR®.

Are there things I can be doing now to prepare to sell my home?

There are absolutely things which can be done now to prep your home to sell in the months to come. “Clearing out the clutter” should definitely be on the top of your list. Other strategies like painting, reorganizing, attacking problem areas of the home and landscaping should strongly be considered as well. Check out this page on our site, which will give you a few more ideas to consider. As a homeowner, you should contact your REALTOR® to come up with a plan for proceeding, as many sellers find themselves on the sidelines during this outbreak.

Should I look for a home now or wait?

There are multiple phases to the home search process. Prospective buyers typically start their search online months before they even physically enter a home (which is practically impossible since the outbreak of COVID-19). For the consumer who doesn’t have to move – wait. In the state of Pennsylvania, there are no in-person showings until further notice. Only services that a REALTOR® could offer remotely are permitted at this time. Of course, you can look at homes virtually through our extensive online catalog of properties available for sale in NEPA.

As a buyer if I decide to wait, what steps would you suggest I take so that I’m prepared for a time when in-person showings resume?

First and foremost, we would recommend setting up a “virtual” homebuyer consultation. If you have an agent, get in touch with them and discuss your needs. If you don’t have one yet, start your search there. Choosing a real estate professional is more important than one might think. Select the perfect agent for you! Secondly, reach out to mortgage lenders. Have a firm grasp on what you can and can’t afford, find ways to improve your credit score, if necessary, and look at the lending options available to you. Lastly, begin examining the market and what’s available in your price range. Create a list of pros and cons. Having a better understanding of these three dimensions can only propel you toward making better decisions when the time is right.

As homebuyers and sellers, can we engage in executing an agreement of sale during this unprecedented time?

Yes, but there’s so much that goes into making these types of decisions: Can I place an offer on a property I haven’t stepped foot in? Are there certain reasons I might want to press pause for the time being whether I’m buying or selling? We strongly suggest you discuss your concerns with your REALTOR® as well as your real estate attorney.

 

We hope this Coronavirus Q&A was helpful. Should you need further assistance, please reach out to our network of real estate professionals.

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COVID-19 Impacts Buying & Selling In Northeastern PA

To say the Chinese Coronavirus (COVID-19) has affected our nation would be the understatement of the year, a year some wish would be over already. Unless you recently came out of a coma, you know the effects of this pandemic. Lately, Americans have grappled with a loss of certain freedoms caused from a seemingly invisible pathogen. It has impacted the way we work, how we travel (in some cases), how our households function and it certainly has affected our relationships in one way or another.

As a small business real estate firm, who supports the efforts of our clients and our REALTORS®, we understand firsthand how work, travel, household dynamics and relationships have been impacted since COVID-19 was declared a pandemic only ten days ago. Real estate, like so many industries, has been making changes in recent days through a paradigm shift in modes of communication and how they get business done. Since the World Health Organization has declared this disease a pandemic, we’ve taken more precautions, like so many businesses throughout our nation, including Pennsylvania, who have also done the same.

Honestly, real estate appears more trivial since we’ve been asked to hunker down. There are nurses, doctors, emergency personnel, volunteers and scientists, just to name a few on the frontlines. Their health is at risk as well as their loved ones. They certainly didn’t ask for this, but they’re compassion and sacrifice lead the way through this period of uncertainty. Having said that, real estate professionals are an essential link between homebuyers and sellers in their quest for finding a place they’ll call home. At Realty Network Group, connecting buyers and sellers, is our mission in four words. Yet we know through these challenging times, we need to safely operate within the confines of this contagion and administer the highest level of care and service we can reasonably provide to our clients and customers alike.

Guided by the Pennsylvania Association of REALTORS® (PAR), we’re proceeding with caution for the sake of our clients, their families in addition to our agents. For deals already under way, we’re also seeking the advice of counsel – time is of the essence. And that’s why PAR created the COVID-19 Addendum to the Agreement of Sale. Some situations may require a timeout in order to proceed safely through the transaction. This addendum permits these steps to be taken.

Many concerns have risen within our industry in less than two weeks. As of Wednesday (3/25) evening we have more concise guidelines from PAR: REALTORS® should “cease doing [all] in-person business” until Pennsylvania’s governor, Tom Wolf, informs otherwise. We know many sellers are left wondering how they might possibly assist their agents in selling their homes remotely. Prospective homeowners are skeptical about placing their property on the market right now. Buyers are looking at record-low mortgage rates, and depending on their situation, some are realizing there might never be a better time to buy – yes, even in a seller’s market. Though real estate sales have been robust amidst this outbreak, there has been increased caution as to how consumers should be proceeding through these unchartered waters. Our firm hopes to clarify some of these matters over the next few weeks as more information becomes available to us.

Above all, we would like to sincerely wish everyone in our community and in our world good health and safety as we move ahead in these unprecedented times. If you carry one thing with you, let it be hope. Should you need to contact any of our professionals, please do so here. We look forward to addressing more of your concerns as time goes by. Stay healthy!

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